Permits FAQ

Put simply, a building permit is official approval from the Village to proceed with a construction project. It shows that your plans comply with state and local building codes which meet minimum safety and construction standards dealing with land use, zoning, and structural integrity, as well as sanitation, water, sewage, fire resistance and electricity. A permit proves compliance, rendering your home both legal and re-sellable. Apply for a permit here.

Most remodeling and/or building construction projects that construct, enlarge, alter, repair, move, demolish and/or replace any electrical, gas, plumbing or mechanical systems require permits. Types of permit-required construction include anything that would be a change to the overall structure, electrical, plumbing, and mechanical enhancements like elevators or air conditioners. Each can merit its own permit and series of inspections.

Qualified licensed State of Florida contractors know when and how to pull permits, and will take care of them for you. Typically, the person who pulls the permit is responsible for following construction codes.

When in doubt, contact the Village’s Building and Planning Department to be sure if you need a permit for work you wish to have done on your property or not.

A general building permit plus special system permits are required for projects such as:

• New construction
• Altering or adding to a house, garage, or driveway
• Major internal work (e.g., electrical, gas, plumbing)
• Roof repairs or replacement - these include structural changes, installing skylights, altering the shape or pitch and replacing roofing materials with similar ones
• Deck and yard  
• Retaining walls 
• Fireplace and Heating, Ventilation and Air Conditioning (HVAC)
• Electrical Work
• Garage or shed - this includes enlarging, converting, or building garages or carports             
• Installing floors and cabinets
• Installing new windows and doors              
• Installing in-ground pools and spas
• Installing Septic Systems

It’s illegal to build without a permit where required. Because the permitting process ensures your construction is up to code, sidestepping it could leave you with an out-of-code building.

If the Village finds out, either by way of a building inspector or a neighbor who notices construction and makes a call, you will be charged a fee.  If unpermitted construction is still underway, the Village could increase permitting fees, shut down construction, or even demand that unpermitted work be demolished.

If you build without a permit, you may be fined $500 per day. Permits are expensive, but you’ll save money in the long run by staying above board, plus building to code will decrease energy and insurance costs.

If your project requires any permit, it will require a general building permit. But, depending on its scale, it could also require special system permits. Electrical permits, mechanical permits (for HVAC systems), plumbing permits, and concrete permits are a few of the most common.

Other permits are unique to South Florida and reflect regional issues. For example, where the danger of fire is high, you’ll find more codes around fire resistance.

Upon receipt of all needed approvals, you should have the green light to apply for your building permit.

The Village of Pinecrest asks for separate applications for grading, demolition, mechanical, electrical and plumbing work, as well as one for a general building permit. Your contractor should know which permits to pull for your project. That said, you may discuss your project’s permit requirements at any time with the Village’s Building and Planning Department as a personal oversight measure. Pinecrest staff are available to help property owners navigate through the process, so do not hesitate to reach out to the Village for guidance.

It’s always a good idea to be aware of the permit application’s requirements for compliance with Village codes.
This can include getting a site plan approved through review, corrections, and revisions, obtaining a permit to begin construction, scheduling inspections throughout the process, and getting final approval for the completed work.  A meeting with a Village representative to explain the entire process prior to commencement is highly recommended, as it will provide you with a clear understanding of the code requirements and expectations for moving your project forward.

Expedited Permitting Policy :

If an applicant believes it is entitled to expedited processing of an application for a building permit or development order, the applicant shall advise the Village upon submission of the application of the statutory basis entitling it to expedited processing.   The Village shall give applications for building permits or development orders that are entitled to expedited processing first priority and applicants may expect that such applications will be reviewed and processed quicker than other applications.

Building permits range between a few hundred dollars for simple projects, to thousands for large-scale projects. The cost of your permit is based on several factors:

• The size and complexity of your project
• The value of the work you are doing
• Additional permits required for your project

The value of the project dictates the cost of permits. You’ll often find permit pricing tiers based on the scope and value of work. Application and inspection fees for a large custom home can cost much more than a simple home.
The sheer size of the project also comes into play: the more square feet to be inspected, the larger the bill. These are general guidelines — permitting fees, much like permitting requirements, vary and each project is unique.

General contractors can pull permits for you.  They must be licensed and insured as required by Florida law.

Before you sign a contract for construction work on your property or home, it is imperative that you check the contractor’s references and verify they have the appropriate construction license and insurance coverage. You may verify qualifications by checking with the Department of Business and Professional Regulation by calling 1.800.342.7940 or visiting www.myflorida.com/dbpr and selecting “DBPR online services”.

Leave the permit process in your contractor’s hands. The company will file the permit under their name with proof of license and insurance, meaning they are responsible for the construction being up to code.

 You can also contact the Pinecrest Building and Planning office via email to verify if the contractor is registered with the Village. building@pinecrest-fl.gov

Expedited Permitting Policy:

If an applicant believes it is entitled to expedited processing of an application for a building permit or development order, the applicant shall advise the Village upon submission of the application of the statutory basis entitling it to expedited processing.   The Village shall give applications for building permits or development orders that are entitled to expedited processing first priority and applicants may expect that such applications will be reviewed and processed quicker than other applications.

• Expedited processing may be requested by applicants for building permits who wish to receive permitting/fast track development on initial and rework reviews. An upcharge of 25% additional to the building fee. Must submit completed form: Expedite Request(PDF, 100KB)
  Note: Expedite processing does not include reviews by outside agencies.

• Express rework for corrections/reworks is available for Building and Zoning only. A fee of $68 for each review that takes place will be added to permitting fees. Must meet criteria and submit completed form : Express Rework(PDF, 136KB)
  Note: Express rework option is NOT for new work/new submittals

Typically, work should start within six months of receiving a permit and continue to stay active as long as inspections are approved within every six (6) months. You can extend or renew your permit for a fee, if you need more time.

Projects involving demolition, new construction, changes to the dimensions, or appearance may need a design review from Village planners. If the development you propose does not conform to the local planning code, you may need to seek a variance prior to proceeding with the project. 

A variance is a deviation from minimum setbacks, floor areas, and other spatial constraints. It does not authorize a change to the zoning district’s land use.

If your project falls within the spatial and land use boundaries of the Village’s code, it may not need further involvement from the Planning Division.

Depending on the nature of your development, other agencies, such as the Miami-Dade Fire Rescue Department and Miami-Dade County Department of Environmental Resources Management, may also have a hand in scrutinizing your plans.

If your application is complete and your plans meet the code, you can expect to receive building permits within a couple weeks to 30 days. If your plans require revision, that timeline could stretch significantly longer.
Barring any issues on the project such as incomplete or code deficient plans, most residential projects can expect processing within three to four weeks.

The permitting procedure for large and small residential construction projects typically starts at the Village’s Building and Planning Department. Here, you learn which approvals and permits are needed, and make sure your application review gets underway.

For specific checklists sorted by permit type click here

Note: Information in the checklist is intended as a guide for application submission and may not be all inclusive. Any missing information in submitted application may result in delays in processing your application.